Dunedin City Commission Workshop - January 6, 2026

The meeting was called to order at 9:00 AM by Vice Mayor Robert Walker, with Mayor Maureen "Moe" Freaney participating via Zoom. The agenda included presentations, a workshop on the Live Local Act, a Business Survey Action Plan, and a Local Property Tax Campaign. Approximately 25 members of the public were in attendance.

Presentations

• Witches of Dunedin Donation: Alison Clarke of the Witches of Dunedin presented a check for $12,056.95 to the Rotary Club of Dunedin for the Wendy Barmore Music Scholarship. Rotary representative confirmed the donation makes the scholarship fund self-sustaining. Dave Barmore, Wendy’s father, was present.

Public Comments & Testimony

• No members of the public spoke during the citizen input period or on any agenda items.

Workshop Items

Live Local Act Presentation (2.a)

• Staff Presentation: Community Development Director George Kinney introduced Nicole Macinnes, attorney with Barbas Cremer Law Firm, who provided a comprehensive overview of the Live Local Act (LLA). Key points included:
  • Purpose: Quickly increase affordable housing stock; sunsets October 1, 2033.
  • Land Use Preemption: Allows administrative approval (no public hearings) for projects on commercial, industrial, or mixed-use zoned property, provided 40% of units are restricted to 120% of area median income for 30 years.
  • Density, Height, and Parking: Projects may use the highest allowed density by right, height up to the tallest commercial/residential structure within one mile or three stories (whichever is higher), and parking reductions of 15% near transit stops.
  • Mixed-Use Requirement: Required in cities where less than 20% of land is zoned commercial/industrial (Dunedin qualifies); non-residential use cannot exceed 10% of project square footage.
  • Property Tax Exemption: Ad valorem exemption for new construction with at least 71 affordable units; Pinellas County can opt out.
• Discussion: Commissioners expressed support for affordable housing but significant concerns about home rule and the state mandating development. Commissioner Gow noted the irony of "Live Local" being forced by non-local legislators. Vice Mayor Walker questioned the parking reduction waiver process. Commissioner Sandbergen asked about pending projects; Kinney reported two soft inquiries but no formal applications due to Dunedin being mostly built out. Macinnes noted the LLA has not led to a surge in units statewide; the Interbay project in Tampa broke ground in late 2025 as one example.
• Public Input: None.
• Commission Comments: Mayor Freaney acknowledged the tool for affordable housing but stressed the importance of local control. Commissioner Dugard said the state saw municipalities as obstacles. Staff is developing guidelines for website posting and an application process.

Business Survey Action Plan (2.b)

• Staff Presentation: Strategy & Sustainability Manager Nicole Delfino presented the action plan based on the 2025 Business Survey (279 responses from ~800 businesses). Key areas:
  • Growth Management & Small-Town Character: Address perception of rapid growth; improved communication on actual development data.
  • Housing Affordability: Revitalize housing authority, communicate existing affordable housing toolkit, consider ADU ordinance revisions.
  • Communication & Business Engagement: Launch Business Education and Exploration Program (BEEP) — a business academy; enhance partnership with Chamber of Commerce.
  • Transportation & Parking: Improve signage for remote lots, pursue traffic signal coordination.
  • Permitting & Code Enforcement: Highlight online system (2-3 day turnaround for standard permits); educate businesses on code; potentially create a code enforcement magistrate process.
  • Storm Preparedness: Establish business liaisons, promote resiliency rebate.
  • Business Retention & Off-Season Support: Develop retention program, work with Chamber ambassador program.
• Discussion: Commissioner Sandbergen questioned the meaning of "small-town charm"; Communications Director Sue Burness noted positive sentiment data despite social media negativity. Commissioner Gow emphasized the need to communicate permitting success (94% reviewed within two days). Commissioner Dugard asked about downtown vs. non-downtown satisfaction data; staff will provide bifurcation. Vice Mayor Walker raised concerns about unequal promotional opportunities for retailers (sandwich signs vs. outdoor displays); staff will explore code changes for special events.
• Public Input: None.
• Commission Direction: Endorsed the action plan. Next steps include implementation teams, work plans, and submission of CIP/BPI items during budget process. A strategic plan dashboard is expected in spring 2026.

Local Property Tax Campaign (2.c)

• Staff Presentation: Communications Director Sue Burness outlined a multimedia campaign to educate residents on proposed state legislation (four House bills, one passed Ways & Means) that would eliminate or reduce property taxes on homesteaded properties. Campaign elements include FAQ page, blog posts, social media, and three in-person forums scheduled for late March/April.
• Discussion: Finance Director Les Tyler confirmed Dunedin receives $18 million in property tax revenue; if House Bill 201 (eliminating homestead property tax) passes, the city would lose approximately $9 million (50% of that revenue). No state backfill plan exists. Strategy Manager Delfino reported coordination with Florida League of Cities and county partners for unified messaging. City Attorney Cowan clarified the Commission must stay in "education mode" and not advocate for or against proposals.
• Commission Concerns: Commissioner Dugard stressed the need for statewide coordination. Commissioner Sandbergen asked about other states with zero property tax; Miller noted no state has both no income tax and no property tax. Commissioner Gow inquired about ballot deadlines; Cowan said ballot language is typically due by August/September for the November election. Commissioner Dugard provided context: Florida’s tax burden as a percentage of personal income is 6.49% (47th lowest). Mayor Freaney emphasized the risk to essential services like EMS and parks.
• Public Input: None.
• Commission Direction: Endorsed the education campaign. Staff will provide bill numbers and impacts prior to the Tallahassee trip in late January. The city will not take a formal position but will focus on informing residents.

Key Outcomes

• Endorsed the Business Survey Action Plan and directed staff to implement action items, develop work plans, and report progress tied to the Strategic Plan.
• Endorsed the Local Property Tax Campaign and directed staff to proceed with the multimedia and in-person forum schedule.
• No formal votes were taken; all decisions were consensus-based or direction to staff.
• Next steps include: posting Live Local Act guidelines on city website; scheduling property tax forums; preparing talking points for the Florida League of Cities legislative trip; and developing a dashboard for strategic plan metrics.